We note that you have a search directory identifying firms on the Lloyds conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Suffolk?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Suffolk.

There are a variety of conveyancing solicitors in Suffolk but how do I know who's good?

It would be unwise to be seduced by the lowest Suffolk conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

It is not clear whether my mortgage offer requires a lease extension. I have called my Suffolk bank branch on various occasions and was told they are content with the situation and they would lend. My Suffolk conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?

The solicitor must follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am selling my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being difficult. The Suffolk solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Do commercial conveyancing searches reveal planned roadworks that could impact a commercial property in Suffolk?

Many commercial conveyancing solicitors in Suffolk will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Suffolk. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Suffolk.

For every commercial conveyancing transaction in Suffolk it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Suffolk commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Suffolk.

How does conveyancing in Suffolk differ for newly converted properties?

Most buyers of new build property in Suffolk approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Suffolk tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Suffolk or who has acted in the same development.

What is the best way of identifying a auction conveyancing in Suffolk?

First ask the people you trust who they would recommend. Option 2 is to search the internet for conveyancing in Suffolk. Call two or three from the list and request that they email you their conveyancing quote and speak to the lawyer who will conduct your conveyancing before you make your decision. Option 3 is to use this site to assist you in finding the right solicitors for you based on your unique requirements including location,speed, complexity and who the proposed lender is.Do not be fooled by lowest cost conveyancing solicitors in Suffolk